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Avoid Condo:40/50-Year Recertifications,Special Assessments & Safer SFH Plays in South Florida

By November 17, 2025Real Estate Pros Show

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Show Summary

In this conversation, Veronika discusses the significant opportunities in real estate, particularly in serving underserved communities such as military personnel and first responders. She emphasizes the importance of education and client relationships in the real estate industry, highlighting the need for agents to provide thorough explanations and support throughout the buying process. Veronika also shares insights into the investor market, discussing the preferences of different investor demographics and the importance of understanding market demands. Ultimately, she aims to build a brokerage that prioritizes service quality and long-term client relationships.

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    Investor Fuel Show Transcript:

    Veronika (00:00)
    ⁓ Good question. So it’s not something like filling the contract, of course, and searching. I think it’s the deep dive of, first of all, client relationship, which is missing completely. ⁓ A lot of buyers, I noticed, they’re going to sign a contract. And unless it’s an experienced investor that speaks English, well, at least, right? Because I have also out of town clients. And of course, you have to translate everything. But unless it’s

    It’s somebody experienced many times they don’t read the contract. So guess what? You have the first three days to make a deposit unless you put something else. But and then you have another deposit and then you have to explain them what’s a due diligence period. You have to do all that explanation. And I noticed a lot of people, a lot of people, they just don’t know. And what happens if something goes wrong with your mortgage or there is a lien and you didn’t do these things? Well, guess what? You can get sued.

    So your deposit goes bye bye.

    Michelle Kesil (02:31)
    Hey everybody, welcome to the Real Estate Pros podcast. I’m your host, Michelle Kesil. And today I’m joined by someone that I’m looking forward to chatting with, Veronika Bloemhof, who has been making serious moves as a real estate broker in Florida. So excited to have you on the show today, Veronika.

    Veronika (02:53)
    Thank you so much, Michelle. First of all, I’m happy to be here and happy to introduce myself ⁓ as the upcoming brokerage in South Florida. We’re very excited to be here and to talk about our business.

    Michelle Kesil (03:08)
    Awesome. So first off, for those not yet familiar with you and your world, can you share what your main focus is these days?

    Veronika (03:19)
    Absolutely. ⁓ We serve to sellers, buyers from start to finish. So I would also say almost like a concierge service. So we have a lot of ⁓ first time home buyers where a lot of them come in and many times I have to explain them what is a title company and how to put an escrow for the wire. And it’s very important that they understand because a lot of agents, they don’t do that. And then, you know, all kinds of sort of problems can arise from that.

    right, if they’re late on something and etc. We also have a lot of sellers that are here in South Florida, they’re selling homes and we’re structuring accordingly in ⁓ MLS so that they sell not in like 60 plus days, which is technically okay, but we want to position them high ranking so that they’re selling in the next 30 days. So sometimes there’s all kinds of strategy that are involved, including the marketing that we do.

    And also we work with investors, a lot of New York, Canada, but also coming from France and Russia, of course.

    Michelle Kesil (04:30)
    Wow, that’s so interesting that you have Saffocha variety. ⁓ International, it sounds like.

    Veronika (04:39)
    Yeah, mean we are especially they’re coming to Miami. There’s a lot of interest ⁓ especially that we are very good with taxes in South Florida the weather so every single year there is more and more attraction from these people and our prices are great even though I see everywhere all South Florida the market is crashing but it’s not apparently because everybody’s coming in and we’re doing great.

    Michelle Kesil (05:53)
    Awesome. What have been some of the keys that have allowed your business to grow and to run smoothly?

    Veronika (06:05)
    ⁓ Well, I would say for the last year I experienced a growth in my business. ⁓ We just picked up on clientele and I think it’s integrity with the clients that I worked with. They really appreciated that I saved so many deals that were almost falling through and I noticed a pattern and I noticed a pattern that I can lead my business in the same direction of ⁓ clarity, integrity and just

    making the transaction possible and seamless and smooth for the client. And that’s what I think ⁓ I can also teach my agents inside the Bloomhoff Group to do the same.

    Michelle Kesil (06:50)
    Absolutely, that’s so important. Yeah, what are some of the tools and educational pieces that you often support your agents with becoming more optimized in?

    Veronika (07:08)
    Right now it’s a single man show, so it’s going to be coming from me to them. And also we have a lot of MLS support. I recently ⁓ joined a commercial conference and that’s been going on through the whole year. So that’s something that I’m looking to launch ⁓ going into commercial real estate from January, I would say. And we have a graduation set on December to get the commercial certificate.

    And I’m very excited for that. And the reason I did that is because I don’t want to dive into something blindly. And I want to make sure that I know everything that I have all the tools that I need in order to do the leases, in order to sell commercial. And it’s a whole different world. And that’s why my agents, they’re going to focus on a lot of residential area. That’s going to be what I’m going to teach them. And then me, meanwhile, I’m going to transfer to commercial and probably do an expansion with.

    whole different agent set.

    Michelle Kesil (08:10)
    Awesome. That’s really exciting. Why in particular are you looking at the commercial sector? What makes that attractive for you?

    Veronika (08:22)
    Because South Florida, looks like we’re expanding even more. And something I learned from the previous conference is that apparently we’re expanding even more farther down ⁓ Homestead. And just the amount of support that Homestead is giving for the future investors, I think they said they’re building a football team there, not a team, a football stadium. And if you’re an investor trying to invest there, they’re giving all kinds of

    credits and please come bring your money here and it’s going to be huge. It’s already huge. It’s the expansion, not only real estate, is, I mean, not only residential, which is already, ⁓ you know, it’s no longer the same price as like it used to, ⁓ but there’s a lot of commercial coming in and they’re going to have a whole different community there. And I think that residential and commercial goes hand in hand because where commercial builds.

    ⁓ It brings a lot of residential units and I think we can really work together. It’s very important to understand how they work in one piece because while the community is building we need to understand what is in there for people. Do I have a mall there? What am I gonna do on a weekends? ⁓ You know all the shops and restaurants. So that’s why I’m excited to kind of do both.

    Michelle Kesil (09:42)
    Yeah, absolutely. Sounds like a great opportunity that’s coming into your market.

    Veronika (09:49)
    Yes.

    Michelle Kesil (09:53)
    What are you most focusing on solving or scaling to next in your business?

    Veronika (10:01)
    Good question.

    I noticed ⁓ from the start of my career, which I wasn’t focused only on real estate, I was doing all kinds of other businesses. So I would say the last two years I actually worked full time on my business. That first of all, the service of real estate and agents and brokers, it’s not that good. And I’m not.

    speaking to ⁓ about those agents that are doing a great job, they’re coming to open houses, they’re putting a big smile, ⁓ you know, they’re doing their contracts and they’re having integrity, which is great. I know those agents, I’ve worked with them and it was a great time. I’m talking about those that are just not, know, some of them don’t pick up the phone, especially commercial brokers. They’re just not as interested or, you know, you want to schedule a showing and they’re like,

    I’m coming next month for my vacation. In my world, that’s unacceptable because if any agent or me, the Bloom Hop group is going to the seller and I’m selling them, we’re going to put your home on the market. I’m going to do my best, right? I’m going to do everything for you and we’re going to fight for you. That means I’m going to be there. I’m going to pick up the phone, me or my assistant or anybody, it doesn’t matter, or my agents. And you have to be there. And if you put a lock box, then you know,

    You put a lockbox, so it’s fine, but you have to answer the phone. You have to fight for your client. You have to fight for them getting the best deal, right? And I noticed that a lot of agents just don’t do that. I mean, I have right now, it’s a small lease. Well, it’s a medium lease. And we’re signing a lease for one week. One week? We can’t sign a lease just because we have a party, has an assistant, and this is a very big brokerage. I’m not going to name them.

    but it’s a very big brokerage and it’s not my first time I’m dealing with that. So my ⁓ prerogative is to be the brokerage that’s gonna change things. That if somebody goes to the Bloomhoff group, whether it’s an investor or a seller or somebody coming, you know, first time home buyer, they’re gonna know that we’re gonna do a good job. We’re gonna do it right. And that’s what I’m gonna fight for.

    Michelle Kesil (13:02)
    Yeah, I love that. That’s really important to have those differentiating qualities that people can remember your firm and feel trustworthy with you.

    Veronika (13:20)
    Yeah, absolutely. ⁓ I mean, I see it every day and it almost pains me where the clients are just underserved. And I think it’s because ⁓ there’s a lot of blogging going on. There’s a lot of Instagram and so many people want to show themselves, I’m selling a home. It’s so fun. Yeah, you can have fun with it. But I think it’s also important to ⁓ be professional about it, to actually do your job and not to…

    go around and record and say, I’m this, I’m that. Yeah, but I also want my agents, also me, to be it and that, not just say it in camera. Yeah, you know, we’re all over the place. But so I think it’s important. Education is the most important for me. All of my agents are going to have that education and everybody who I hire, I’m going to make sure that they have this will to know more and to be on top, to be positioned on top.

    And that’s what the Bloomhoff group is going to be about. Anybody that joins the Bloomhoff group, they’re going to know that I’m going to be that agent.

    Michelle Kesil (14:29)
    Awesome. That’s important. When it comes to education, what do you feel are the gaps that people are missing?

    Veronika (14:41)
    ⁓ Good question. So it’s not something like filling the contract, of course, and searching. I think it’s the deep dive of, first of all, client relationship, which is missing completely. ⁓ A lot of buyers, I noticed, they’re going to sign a contract. And unless it’s an experienced investor that speaks English, well, at least, right? Because I have also out of town clients. And of course, you have to translate everything. But unless it’s

    It’s somebody experienced many times they don’t read the contract. So guess what? You have the first three days to make a deposit unless you put something else. But and then you have another deposit and then you have to explain them what’s a due diligence period. You have to do all that explanation. And I noticed a lot of people, a lot of people, they just don’t know. And what happens if something goes wrong with your mortgage or there is a lien and you didn’t do these things? Well, guess what? You can get sued.

    So your deposit goes bye bye.

    And that’s the stuff that I’m trying to avoid and completely make it null at the Bloomhoff Group. It’s gonna be impossible because either me or our team, we’re gonna make sure that the person knows every single step. There’s gonna be a checklist that they’re gonna sign. And we’re gonna also phone call a client. Hi, Mr. Client, did you do so and so? Okay, well we need that deposit in because…

    we represent you and we care for the transaction and everything to be in a good state.

    Michelle Kesil (16:56)
    Yeah, amazing. That’s really important stuff.

    Veronika (16:59)
    you

    Also, I would say ⁓ that’s one client relationship. as well as I noticed that a lot of agents would go in and say, that’s a beautiful home. You should buy it. Why? Right? Why it’s a beautiful. There’s a lot of beautiful homes in South Florida. Why you should buy it. So the deep down dive that that we’re going to do is well, because it was built.

    so and so there is, I don’t know, ⁓ beautiful marble floors and by the way, it’s gonna appraise for the price, which is important if you’re getting a mortgage. If you’re buying cash, well, there’s ⁓ another set of questions that I would want to understand. You’re trying to live in it? Are you trying to maybe resell it? The way I position our brokerage is don’t just buy random stuff. Try to understand why are you buying it.

    And if you want to sell it, maybe you don’t. But what if you want to sell it in 10 years? What is it going to be worth? That’s the question. So instead of saying, beautiful, beautiful house. Let me take a video and slap my logo and my face on it. Why is it beautiful? There is a development. There’s a lot of developments, by the way, in South Florida. Fort Lauderdale, beautiful. But you need to understand, well, what is so special about this one and not that one? Why do I want to be here?

    Because it’s a lot of restaurants. Maybe it’s close to the beach. How are you gonna use it? Are you gonna rent it out? There are so many questions that you need to address and understand What are you selling to your clients not just I’m gonna go to a random building and just say it’s a great opportunity, right?

    Michelle Kesil (18:47)
    Yeah, definitely. think those details can really make it or break it.

    A lot of the listeners on this show are investors, maybe they’re earlier in their journey or have been doing this for a while. What do you see in your investor clients that they’re looking for and what your market can feel for them?

    Veronika (19:18)
    So I have different avenues of investors that are coming in. ⁓ There are New York and ⁓ Canada. So two different types, of course. Canadians, I noticed that they prefer ⁓ to rent out the units or the houses that they have and just come for the winter. Almost everybody that I know do that, which is great. For those type of investors,

    What I would recommend is you have to find, well, first of all, where do you want to be? Right? We’re talking about Pompano, maybe Hollandale. ⁓ Where do you want to be? And then based on that price range, we need to understand, do they allow Airbnb inside? It’s very important because if they’re not, you know, you have to find out from the city, are you going to be allowed to do it here? If not, I know some people getting fines and you don’t want to get into those things. ⁓ New York, I think kind of both.

    ⁓ Some of some of my investors they just want to hold it and they don’t want to rent anything out Just because they had you know, all kinds of things in the past and some of them they just want to Have have something in Florida that keeps value Now here we’re running in two different issues Okay, they’re condos and I’m sure you know what’s going on with condos in South Florida. We’re hitting the 40 50 years ⁓ reassessment and then ⁓ you know all kinds of fees that

    should be paid and then they will come. ⁓ So some of them just don’t really understand, well, I don’t know how much am I going to be stuck paying monthly. And then we have the house, a single family, which I think are great investment if you don’t want this headache of a condo. And again, you know, it depends. What do you count headache? Do you want to be on the beach and look in the water? You know, maybe in 10 years is going to be better with the assessments. But for now we have to.

    We have to pay for them and it’s gonna get better. And then ⁓ all of my investors from France, Ukraine, Russia, they’re mostly ⁓ looking in South Florida, which is like sunny, sunny Isles, ⁓ Miami. And almost all of them want to be on the water, on the beach. And I would say the same thing. ⁓ They mostly don’t want to rent out. So they want to live in. If you want to live in and they want to be in those parts of ⁓

    town, being south, ⁓ sunny house, maybe, Beach Miami. ⁓ Check your condo. Check the reserves. ⁓ See if you’re buying cash, then it’s a little easier. Go with a trusted mortgage broker that knows the condos and knows the game and how it’s going to play out. Do we need a questionnaire? Do we not? So it’s very important to guide them to the right place. And of course, you don’t want to be stuck in a transaction that’s

    40 days you’re supposed to be closing and then all kinds of surprises come in. ⁓ we didn’t know the condo was not even going through and then everybody Waste time the seller and the buyer is losing money because they’re paying for initial In inspection and the appraisal which is I think it’s also money and you wasted your time thinking I’m about to buy this house ⁓ So I think it’s important. Look if you’re buying anything with association

    look at the docs, ⁓ get a lawyer to look at the docs and understand what you’re getting into.

    Michelle Kesil (22:52)
    Yeah, absolutely. That is important stuff to note and for investors to keep an eye out. So thank you for sharing all of that.

    Veronika (23:02)
    Absolutely.

    Michelle Kesil (23:05)
    When it comes to building relationships, are there certain things that have made a biggest difference for you?

    Veronika (23:13)
    building relationships with clients? Yeah, that’s one thing. I try to build relationships where it’s gonna be long term. And that’s what I mean that we have to do a great job because I see over and over that an agent just sells a property and then they just gone with the wind and then they work with another agent and another agent. I think it’s like going to the dentist. I’m scared of dentists, so, but.

    Michelle Kesil (23:16)
    Yeah.

    Veronika (23:43)
    Let’s pretend you have one same doctor and you just keep visiting the same doctor over and over. If you suddenly go to another doctor, I assume maybe, you know, it was maybe too expensive or you weren’t ⁓ pleased with the service, right? It could be many different things. So I want to be that service provider that people come back to. And that’s what I noticed the last year that people come back to me.

    in order to sell or buy or even ask for an advice because I’m always available and I let my clients know we did that transaction but whatever else you have going on feel free to call me text me and I’ll help out so it’s it’s kind of a life-term commitment for us to have our clients be back to us knowing that we’re gonna do a great job and we’re gonna do it good and quick

    I think I lost ⁓ volume.

    Michelle Kesil (24:48)
    ⁓ sorry, it muted for a minute. Anyways, yes, amazing. Yeah, relationships are everything in this space, so that’s very important.

    Veronika (24:49)
    Yes. Yeah.

    Yeah, especially for brokerage ⁓ such as mine, we want to be out there, we want to be known, and we want to be as a brand, not just another brokerage that just popped in the street and like, yeah, we do real estate too. No, it’s important. How are we doing real estate? What are we doing for our clients? I want five stars from every single client.

    Michelle Kesil (25:22)
    Right.

    Awesome. ⁓

    Veronika (25:27)
    And I know that it’s

    probably hard to be perfect in everything, right? But we want to strive there. We want to be there. Of course, we’re going to be somebody that’s unhappy perhaps, but it doesn’t matter. As long as we’re keeping our job to 100 % and we’re doing everything 100%, I think we’re going to be at a very good start.

    Michelle Kesil (25:51)
    Definitely. Well, before we wrap up here, if someone wants to reach out, connect, learn more from you, where can people find you?

    Veronika (26:02)
    My phone is a 305 number. I don’t know. Did you did you publish it or my email my phone? Instagram anywhere on social media they can reach out connect and I’m always available

    Michelle Kesil (26:17)
    Perfect. I appreciate your time, your story, and your perspective. Thank you for being here.

    Veronika (26:23)
    Thank you so much, Michelle. I appreciate you having me.

    Michelle Kesil (26:26)
    Of course. And for those listeners tuning into the show, you got value, make sure you’ve subscribed. We’ve got more conversations with operators like Veronika who are building real businesses, and we’ll see you on our next episode.

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